(a) Notice of the sale of real property shall be given by handbills as provided by subdivision (b), by written notice as provided by subdivision (c) to all persons whose names and addresses are set forth in the affidavit required by Rule 3129.1, and by publication as provided by subdivision (d).
Rule 3129.2.Notice of sale; handbills; written notice; publication.
Adopted March 6, 1989 · Last amended December 21, 2010 · Last verified June 30, 2026
In one sentenceNotice of a real-property execution sale is given three ways — by handbills posted at least thirty days before the sale, by written notice served on everyone named in the plaintiff’s affidavit, and by publication once a week for three weeks.
Full Text of Rule 3129.2
(b) The handbills shall be posted by the sheriff in the sheriff’s office and upon the property at least thirty days before the sale, and shall include
(1) a brief description of the property to be sold, its location, any improve- ments, the judgment of the court on which the sale is being held, the name of the owner or reputed owner, and the time and place of sale, and
(2) a notice directed to all parties in interest and claimants that a schedule of distribution will be filed by the sheriff on a date specified by the sheriff not later than thirty days after the sale and that distribution will be made in accor- dance with the schedule unless exceptions are filed thereto within ten days after the filing of the schedule.
(c) The written notice shall be prepared by the plaintiff, shall contain the same information as the handbills or may consist of the handbill and shall be served at least thirty days before the sale on all persons whose names and addresses are set forth in the affidavit required by Rule 3129.1.
(1) Service of the notice shall be made
(i) upon a defendant in the judgment who has not entered an appear- ance and upon the owner of the property.
(A) by the sheriff or by a competent adult in the manner prescribed by Rule 402(a) for the service of original process upon a defendant, or
(B) by the plaintiff mailing a copy in the manner prescribed by Rule 403 to the addresses set forth in the affidavit; or
(C) if service cannot be made as provided in subparagraph (A) or (B), the notice shall be served pursuant to special order of court as prescribed by Rule 430, except that if original process was served pursuant to a spe- cial order of court under Rule 430 upon the defendant in the judgment, the notice may be served upon that defendant in the manner provided by the order for service of original process without further application to the court; and
(ii) upon the defendant in the judgment who has entered an appearance, by the plaintiff in the manner provided by Rule 440, and
(iii) upon each other person named in the affidavit by the plaintiff by ordinary mail at the address set forth in the affidavit with the return address of the plaintiff appearing thereon. The plaintiff shall obtain from the U.S. Postal Service a Form 3817 Certificate of Mailing. Service shall be complete upon mailing. If the mail is returned the validity of the service shall not be impaired and the sale shall proceed at the time fixed in the notice.
(2) The person serving the notice shall file a return of service as provided by Rule 405. If service is made by mail pursuant to subdivision (c)(1)(iii), the return shall include the certificate of mailing and the letter, if returned.
(3) If service on any person is not made at least thirty days prior to the date of the sale stated in the notice, such notice shall be deemed timely if the sale is stayed, continued, postponed or adjourned in accordance with Rule 3129.3 to a date certain which is at least thirty days after the date of the last required service.
(d) Notice containing the information required by subdivision (b) shall also be given by publication by the sheriff once a week for three successive weeks in one newspaper of general circulation in the county and in the legal publication, if any, designated by rule of court for publication of notices, the first publication to be made not less than twenty-one days before the date of sale. No additional publication shall be required.
Plain-English Summary
This rule spells out the layered notice that precedes a sheriff’s sale of real estate. Three channels run in parallel: handbills, written notice, and newspaper publication.
The sheriff posts handbills at the office and on the property at least thirty days before the sale, describing the property, the judgment, the owner, and the time and place, and explaining the schedule of distribution and the ten-day exceptions window. The plaintiff serves written notice, also at least thirty days out, on each person listed in the affidavit, using methods that vary with the recipient — personal service or mail for a defendant who has not appeared, and ordinary mail with a certificate of mailing for others.
Publication runs once a week for three successive weeks in a newspaper of general circulation and in any designated legal journal, the first at least twenty-one days before the sale. Together the three channels aim to reach owners, lienholders, and the public before title changes hands.
Frequently Asked Questions
How is notice of a real-property sheriff’s sale given?
By handbills posted at least thirty days before the sale, by written notice served on everyone named in the Rule 3129.1 affidavit, and by publication once a week for three successive weeks.
How far ahead must publication start?
The first publication must be at least twenty-one days before the date of sale.
Official Note
Official Note: Where real estate subject to federal liens is sold in execution under a judg- ment by confession, see the provisions of the Federal Tax Lien Act of 1966 adding sec. 7425(c) to the Internal Revenue Code, 26 U.S.C.A. § 7425(c), providing for notice to the United States. As to judgments entered after December 1, 1973, see Rule 236 requiring notice of entry by the prothonotary.
Note: See Rule 76 for the definition of ‘‘competent adult.’’
Official Note: This rule does not state the effect of a failure to give the required notice. See In re Tax Claim Bureau of Lehigh County 1981 Upset Tax Sale Properties: Appeal of Dian K. Hass, 96 Pa. Commw. 452, 507 A.2d 1294 (1986), involving the failure to give notice of a tax sale.
Official Note: See Note to Rule 3128 as to time, terms and conditions of sale. See also Rule 3131 as to advertisement where a parcel of real property extends across county lines.
Amendment History
The provisions of this Rule 3129.2 adopted March 6, 1989, effective July 1, 1989, 19 Pa.B. 1282; amended April 1, 1996, effective July 1, 1996, 26 Pa.B. 1806; amended April 12, 1999, effective July 1, 1999, 29 Pa.B. 2281; amended May 14, 1999, effective July 1, 1999, 29 Pa.B. 2767; amended June 14, 1999, effective September 1, 1999, 29 Pa.B. 3191; amended December 21, 2010, effective Janu- ary 21, 2011, 41 Pa.B. 333. Immediately preceding text appears at serial pages (348659) to (348660). (Editor’s Note: The Supreme Court of Pennsylvania has suspended its order of June 14, 1999, pub- lished at 29 Pa.B. 3191 (June 26, 1999). See 29 Pa.B. 4859 (September 18, 1999).)
Source & verification. Rule text, the Official Note, and the amendment
history are reproduced verbatim from the Pennsylvania Code, Title 231, the official compilation
of rules adopted by the Supreme Court of Pennsylvania. Last verified June 30, 2026. ·
Official text
Also known as: notice of real estate salesheriff sale publicationhandbills written notice